Best mortgage advisors in the Netherlands for expats (2026)
Updated 19 May 202615 min read
Finding the right mortgage advisor is crucial for expats navigating Dutch property financing. Independent advisors like De Hypotheker, Independer Hypotheken, and Independent Expat Finance offer access to 25-40+ lenders while charging transparent fees between EUR 2,195 and EUR 3,995. Banks such as ABN AMRO and ING offer competitive rates but typically only their own products. This guide compares your main options and explains how the Dutch mortgage system works for international relocators.
| Advisor | Lender Comparison | Fee (EUR) | Speciality | Best for |
|---|---|---|---|---|
| De Hypotheker | 30+ lenders | 2,500-3,500 | Largest independent chain | Physical meetings, experienced advisors |
| Independer Hypotheken | 40+ lenders | 2,195 | Online comparison tool | Digital-first, budget-conscious |
| Independent Expat Finance | 25+ lenders | 2,995-3,995 | Expat mortgages, 30% ruling | International income, tax optimisation |
| Hypotheek Platform | Varies | Variable | Independent, online calculators | Quick estimates, convenience |
| Klår Finance | Multiple providers | Variable | International-friendly | Non-Dutch income, relocation support |
The Dutch mortgage market is highly regulated and transparent. You have two main routes: approach a bank directly for their own mortgage products, or use an independent advisor who compares offerings from multiple lenders.
Independent advisors are registered with the AFM (Financial Markets Authority) and are required by law to compare products fairly across the market. They cannot favour one lender over another and must charge transparent, upfront fees. This model suits most expats because advisors understand complex income situations, foreign tax residency, and the 30% ruling, which banks may not handle as smoothly.
Banks offer mortgages directly and may waive advisory fees if you use their products, but they only show you their own rates and terms. Major banks like ABN AMRO and ING have dedicated English-speaking teams for expats, which is valuable for documentation and clarity during the application process.
Mortgage fees in the Netherlands are typically fixed and quoted upfront. You can expect to pay EUR 2,000-4,000 to an advisor for a standard residential mortgage, though some platforms charge percentage-based fees or offer free initial consultations. Banks may offer "fee-free" mortgages, but rates are often higher to compensate.
De Hypotheker operates 190+ locations across the Netherlands and is the largest independent mortgage advisor network. They compare over 30 lenders and handle approximately 20,000 mortgages annually. Their advisors are experienced with expat applications and understand quirks like foreign income verification, international tax obligations, and the 30% ruling.
Fees start at EUR 2,500 and reach EUR 3,500 depending on complexity and loan amount. They offer free initial consultations, allowing you to understand your borrowing capacity before committing. Their physical presence across the country means you can meet a local advisor in person, which many expats find reassuring during a major financial commitment.
De Hypotheker is particularly strong for first-time buyers and expats who value face-to-face advice. They also provide ongoing support after mortgage completion and can help refinance if rates drop. Their scale means they often negotiate competitive rates with major lenders.
One consideration: with 190+ locations, quality varies. Ask specifically for advisors experienced with expat mortgages and the 30% ruling to ensure you get appropriate expertise.
Independer Hypotheken operates entirely online and compares 40+ lenders. They charge a fixed advisory fee of EUR 2,195, making them the most affordable option for straightforward applications. They handle both the comparison and completion phases, so you are not juggling multiple contact points.
Their online platform shows personalised quotes within minutes based on your circumstances. Expats with standard employment contracts, clear income documentation, and properties in major cities typically get the smoothest experience. Independer also manages the paperwork and coordinates with lenders on your behalf.
Independer is ideal if you prefer digital interaction, want transparent pricing without surprise costs, and have a straightforward income situation. Their platform is also NHG-eligible, meaning they handle mortgages with the Dutch homebuyer guarantee, which protects lenders if property values drop. This is relevant if you are taking a larger LTV.
Weakness: their online-only model may struggle with complex expat situations, non-standard income, or if you need extensive hand-holding through the process. For these scenarios, a dedicated expat specialist like Independent Expat Finance may serve you better.
Independent Expat Finance explicitly specialises in expat mortgages and compares 25+ lenders. Their fees range from EUR 2,995 to EUR 3,995 depending on application complexity. They offer free initial consultations and provide detailed guidance on how the 30% ruling affects your mortgage amount and financial profile.
This advisor is particularly valuable if you have foreign income, are self-employed, work on international contracts, or recently arrived in the Netherlands. They understand visa categories, tax optimisation for expats, and how different countries' income is assessed by Dutch lenders. Many Dutch banks balk at non-standard income sources; Independent Expat Finance knows which lenders accept them.
They also help expats understand post-tax affordability, currency exposure if you earn in foreign currency, and how to document unusual income situations. Their free consultation is substantive, not a sales pitch, so you can ask detailed questions about your specific scenario.
Ideal for expats who have recently moved, earn internationally, or have tax-optimised arrangements. Less necessary if you are an expat with a standard Dutch employment contract and straightforward income documentation.
Hypotheek Platform is an independent advisor offering online calculators and comparisons. Their strength is quick, accessible estimates without long consultations. They cater to expats and provide transparent pricing. Their online tools let you pre-qualify and understand your mortgage options before booking an advisor call, which is useful for expats still researching the market.
Klår Finance focuses on international clients and helps non-Dutch residents navigate Dutch mortgages. They are particularly useful if you are relocating, have family in multiple countries, or are managing international assets. Their expat-friendly approach removes some of the language and cultural barriers that can slow mortgage applications.
Both are solid options for expats seeking digital-first advice and international understanding. Fees vary by application complexity, so request a quote based on your specific situation.
Dutch banks offer mortgages directly, with no advisor fee but restricted product choice. ABN AMRO and ING are particularly expat-friendly, with English-speaking teams and experience handling international income documentation. Rabobank is strong in rural and suburban areas, whilst SNS Hypotheken focuses on first-time buyers with transparent terms.
Banks often offer competitive rates and can provide approval faster because they skip the comparison phase. However, you only see their own products. For example, ING's 10-year fixed rate may be competitive, but you do not know if Obvion, Vista Hypotheken, or another lender through an advisor might be cheaper or offer better terms for your situation.
Banks may waive advisory fees as an incentive, but their rates are often slightly higher to offset this. The trade-off is convenience and simplicity if you like their offer; the risk is overpaying because you did not shop around.
| Advisor / Bank | Type | Fee (EUR) | Lenders Compared | Upfront Cost | Hidden Costs |
|---|---|---|---|---|---|
| De Hypotheker | Independent chain | 2,500-3,500 | 30+ | Yes (upfront quote) | None |
| Independer Hypotheken | Online platform | 2,195 | 40+ | Yes (fixed, transparent) | None |
| Independent Expat Finance | Expat specialist | 2,995-3,995 | 25+ | Yes (quoted upfront) | None |
| Hypotheek Platform | Independent | Variable | Varies | Request quote | Possibly |
| Klår Finance | Independent | Variable | Multiple | Request quote | Possibly |
| ABN AMRO | Bank | 0 (or included in rate) | ABN AMRO only | No upfront fee | Possibly higher rate |
| ING Hypotheek | Bank | 0 (or included in rate) | ING only | No upfront fee | Possibly higher rate |
| Rabobank | Bank | 0 (or included in rate) | Rabobank only | No upfront fee | Possibly higher rate |
| SNS Hypotheken | Bank | 0 (or included in rate) | SNS only | No upfront fee | Possibly higher rate |
Choose an independent advisor if: You want to compare multiple lenders and shop for the best rate. You have complex income (self-employed, foreign earnings, 30% ruling). You are an expat with non-standard documentation. You want personalised guidance through the entire process. You value transparency and are willing to pay a fixed fee.
Choose a bank if: You already have a strong banking relationship and trust their service. You want speed and simplicity without comparison shopping. Your income and situation are straightforward. You prioritise convenience over choice. You are comfortable accepting their rate as fair.
For most expats, an advisor delivers better value. The EUR 2,200-3,500 fee is recouped through better rates and terms across 25-40+ lender options. On a EUR 350,000 mortgage over 20 years, a 0.1% rate reduction saves approximately EUR 7,000 in interest alone. If an advisor secures even 0.2% better terms, the fee pays for itself many times over.
Dutch lenders evaluate expats using specific criteria. Your income must be verifiable in Dutch tax records or international documents. If you are eligible for the 30% ruling (non-resident expert workers), your financial profile improves significantly because the ruling adds EUR 8,000-16,000+ to your annual tax-free allowance, effectively boosting your disposable income for mortgage qualification.
Lenders check the BKR (Bureau Krediet Registratie) for your credit history. If you are new to the Netherlands, you will have no BKR record, which does not automatically disqualify you, but lenders appreciate a deposit of 10-20% to mitigate perceived risk. Expats from strong EU economies (Germany, France, Belgium, Scandinavia) often face fewer barriers than those from outside the EU.
Document preparation is critical. Gather: employment contract (or proof of self-employment), recent payslips (3-6 months), tax returns (2-3 years), passport, and proof of address in the Netherlands. If you are self-employed or freelance, expect more scrutiny and may need additional documents like accountant attestation or bank statements showing consistent income.
Foreign income is increasingly accepted, but requires extra documentation: proof of employment in your home country, international contracts, bank statements showing income deposits, and possibly a letter from your employer confirming stability and likelihood of continued work in the Netherlands. Some lenders cap foreign income at 25-50% of your total income to mitigate currency and employment-status risk.
The 30% ruling is a game-changer for expats. It is not a tax break (you still pay income tax), but it raises your tax-free allowance from roughly EUR 19,000 to EUR 27,000+, meaning more of your income is spendable. This improves your loan-to-income ratio and mortgage affordability. An advisor like Independent Expat Finance will ensure this is correctly included in your application.
Step 1: Shortlist by specialty. Are you a new expat, self-employed, earning internationally, or do you have the 30% ruling? If yes, Independent Expat Finance or a large chain like De Hypotheker is worth the call. If your situation is straightforward, Independer Hypotheken's transparent pricing and online platform may suffice.
Step 2: Request free consultations. Most advisors offer free initial calls where you describe your situation and they quote a fee. Use this to test their expat knowledge, responsiveness, and clarity. If they struggle to explain the 30% ruling or foreign income assessment, they may not be the right fit.
Step 3: Compare fees and lender access. Do not assume the cheapest is best. A EUR 2,195 advisor (Independer) is great value, but if they cannot handle your complex income, you will pay more in rejected applications and frustration. De Hypotheker's EUR 2,500-3,500 fee includes experienced local advisors; Independent Expat Finance's higher fee is justified if your situation is complex.
Step 4: Verify AFM registration. Check the AFM website to confirm the advisor is registered and has no compliance issues. This is a regulatory baseline, not a quality guarantee, but it confirms they follow transparency and conduct rules.
Step 5: Assess support and timeline. How long will the process take? (Usually 4-8 weeks from initial consultation to mortgage offer.) Do they provide regular updates? Are they responsive to questions? An advisor who communicates clearly reduces stress during what is often an expat's largest financial commitment.
De Hypotheker strengths: Largest independent network, 190+ locations for in-person meetings, experienced with expat mortgages, handles 20,000+ mortgages annually. Weaknesses: Quality varies by location, may be slower due to size, fees at higher end (EUR 3,500).
Independer Hypotheken strengths: Lowest fixed fee (EUR 2,195), largest lender comparison (40+), online convenience, transparent pricing, NHG-eligible. Weaknesses: Online-only, less suitable for complex situations, minimal hand-holding.
Independent Expat Finance strengths: Specialist in expat mortgages and 30% ruling, smaller and more personalised, thorough documentation guidance. Weaknesses: Higher fees (EUR 3,000+), fewer locations, smaller lender network (25+).
Hypotheek Platform strengths: Quick online estimates, expat-friendly, intuitive tools. Weaknesses: Less detailed information publicly available, variable fees require quote.
Klår Finance strengths: International focus, supports non-Dutch income, relocation expertise. Weaknesses: Variable fees, limited public information on lender network size.
Banks (ABN AMRO, ING, etc.) strengths: No advisory fee, fast approval for simple cases, English support, established brand trust. Weaknesses: No rate comparison, possibly higher rates, less suitable for complex expat situations.
Once you have chosen an advisor or bank, expect the process to unfold as follows:
Week 1: Free consultation, fee quote, documentation checklist, pre-qualification assessment. Weeks 2-3: Submit documents, advisor compares lenders (or you complete bank application), initial quotes arrive. Weeks 4-6: Select preferred lender, formal application, property valuation, underwriting review. Week 7-8: Mortgage offer issued, final review, sign documentation, complete purchase.
Timelines vary. Simple cases with strong income and 20% deposit close in 4 weeks; complex expat situations with foreign income may take 8-10 weeks. Using an advisor usually does not slow the process compared to banks because they handle all lender coordination.
The best mortgage advisor for you depends on your situation, timeline, and preference for support. Independer Hypotheken is best for straightforward applications and budget-conscious expats. De Hypotheker suits those who value in-person advice and local presence. Independent Expat Finance is essential if you have complex expat income or want specialist 30% ruling guidance.
For more on Dutch mortgages, mortgages, and related tools, visit our mortgage advisors directory or read our other expat guides on taxation and financial planning in the Netherlands.
This article is educational content, not financial advice. Always do your own research before making financial decisions. Fees and features may change -- verify current details on the platform's official website. Last verified: 2026-03-25.
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Compare ABN AMRO Hypotheken and De Hypotheker and Hypotheek Platform and Independent Expat Finance and Independer Hypotheken and ING Hypotheek and Klår Finance and Rabobank Hypotheken and SNS HypothekenWritten by Capmap Editorial · Independent financial guides for expats in Europe.